Roof Inspection Checklist: What Contractors Actually Look For (2026)

Exterior Inspection: What They Check from the Roof

A proper inspection starts on the roof itself. The inspector should be physically on the roof, not eyeballing it from the driveway. Here is what they examine:

• SHINGLE CONDITION — Looking for curling (edges lifting), cupping (centers sinking), cracking, blistering, and missing shingles. A few damaged shingles are a repair. Widespread damage means replacement.
• GRANULE LOSS — Shingle granules are the UV and weather protection layer. Bare spots, uneven granule coverage, or heavy granule accumulation in gutters indicate the shingles are nearing end of life.
• FLASHING INTEGRITY — Checking every piece of metal flashing: around chimneys, walls, skylights, vents, and in valleys. Looking for rust, lifting, cracked caulk, and gaps. Flashing failure is the single most common cause of roof leaks.
• PIPE BOOTS AND PENETRATIONS — Every plumbing vent, exhaust fan, and other roof penetration has a rubber or lead boot that seals it. Rubber boots crack after 10–15 years and are a frequent leak source.
• RIDGE CAP — The shingles along the peak of the roof take the most wind and weather abuse. Cracked, missing, or lifted ridge cap is common and often the first shingles to fail.
• VALLEY CONDITION — Valleys channel the most water and are high-stress areas. The inspector checks for proper overlap or metal valley flashing, granule erosion, and signs of water channeling.
• NAIL POPS — Nails that have backed out through the shingle surface create direct water entry points. A few nail pops are a quick repair. Widespread nail pops suggest improper nailing during original installation.
• ALGAE AND MOSS — Dark streaks (algae) are cosmetic but indicate moisture retention. Moss growth is more serious — moss roots lift shingle edges and trap moisture underneath.

Attic Inspection: What the Underside Tells You

A thorough roof inspection includes the attic. This is where hidden problems reveal themselves:

• DAYLIGHT PENETRATION — If you can see daylight through the roof boards, water can get in too. Small pinpoints around nails are normal; visible gaps or light around penetrations are not.
• WATER STAINS — Dark stains on rafters, trusses, or decking indicate past or active leaks. Fresh stains are wet or damp to the touch. Old, dried stains with no moisture may indicate a past issue that has been corrected.
• MOLD AND MILDEW — Black or green growth on wood surfaces indicates sustained moisture. This is both a roof problem and a health concern. Mold remediation adds $1,500–$5,000+ to the project if present.
• INSULATION CONDITION — Compressed, wet, or displaced insulation reduces energy efficiency and may indicate roof leaks or condensation issues. Insulation should be evenly distributed and dry.
• VENTILATION — The inspector checks for adequate soffit-to-ridge airflow. Signs of poor ventilation include: extreme heat in summer (130°F+), frost on nail tips in winter, condensation on surfaces, and premature shingle deterioration visible from below.
• DECKING FROM BELOW — Looking at the underside of the roof decking for signs of delamination, sagging between rafters, or water damage that is not visible from above.

Your DIY Ground-Level Check (What You Can Spot Yourself)

You don't need to get on the roof to catch warning signs. Here is what you can check from the ground with binoculars:

• Straight roofline — any sagging or waviness is a structural concern
• Consistent shingle color — dark patches or color variation indicates aging or algae
• Missing shingles — visible gaps in the shingle pattern
• Lifted or curled shingle edges — visible from the ground on the roof's edge
• Flashing condition around chimney and walls — look for visible rust, gaps, or lifted metal
• Gutter condition — sagging, overflowing, or visible granule buildup
• Debris in valleys — leaves and branches trap moisture and accelerate deterioration
• Vegetation growth — moss or plants growing on the roof surface indicate serious moisture problems
• If you see 3 or more of these issues, schedule a professional inspection. If your roof is over 15 years old, schedule an inspection regardless — catching problems early saves thousands.

How Often Should You Get a Roof Inspection?

The general guideline is every 3–5 years for roofs under 15 years old, and annually for roofs over 15 years old. Additionally, schedule an inspection after any major weather event (hail, high winds, heavy snowfall) and before buying or selling a home. Many contractors offer free inspections as part of their sales process — this is fine as long as you get 2–3 opinions and don't feel pressured into immediate work. Independent home inspectors ($200–$400 for a roof inspection) provide unbiased assessments since they don't sell roofing work.

Frequently Asked Questions